One contract with all owners is sufficient and I think the only way to do it.

Depending on the price range you're looking at, you may or may not need much hard money..just my 2 cents.

The single family homes in that price range are either in poor condition, or are in a bad area.

That gives you sufficient leverage and gives us the opportunity to do the best we can for you to see that you are in good shape to exit our loan.

I would guess you are in the $75 per sf range. 

Interest rates range from 9-12% in CA and come with 2-4 origination points.

I've managed the design and construction of commercial projects ranging from $40-750M.

You can find a single family property on the east side in that price range, but it's getting tougher. 97213 and the surrounding zip codes should put you near a bus route to downtown and in that range. 

@James Johnson, our FARM for flipping has houses than range from 50-100+ years old. 

Excess amounts paid are considered a down payment and that can always be refunded in any court.Ohio recognizes the uniform commercial code, as do all states, there is nothing unique about Ohio with respect to types of contracts and now, this year, the IRS makes the determination of an installment sale or purchase contract at which point other agencies can then follow suit with applicable laws to the type of contract you may have.Using the words "Option", "Optionee" and "Optionor" are not sufficient to define your intent to sell, that comes from the amount of money paid, the term of the agreement, the price agreed, and the likely intent of the buyer to execute the agreement.